1. Definition of the area and data structure
Actual location: According to open DLD data, the building Azizi Riviera 38 belongs to the Al Merkadh area and the Meydan One Community master project. The analysis uses sales and rental transactions for studio apartments (0BR/Studio), confirmed by a sample with building_name_en = ‘Azizi Riviera 38’ and rooms_en = ‘studio’.
2. Volume and structure of transactions
Over recent years, 197 sale transactions have been registered for Azizi Riviera 38, with the majority falling in 2024 (105 transactions). Earlier years show lower activity, with active deal flow starting from 2021, which indicates a relatively recent handover and initial sales phase. Over the last 12 months, 7 studio sale transactions have been concluded in the building.
3. Price per square metre dynamics: building and area
Building: The average purchase price of a studio per square metre in Azizi Riviera 38 over the last 12 months was about 20,800 AED/m² (based on 7 transactions). Quarterly data from 2020 to 2024 shows a gradual upward trend: from 18,190 AED/m² (in 2020) to over 19,000 AED/m² in most quarters of 2024, with a brief spike above 21,000 AED/m² in a number of forward (2025) deals. Over the last four quarters, values for the building have fluctuated in the range of 18,300–19,300 AED/m², and over the last 12 months at around 20,800 AED/m².
Area: In Al Merkadh, the average purchase price of studios over the last 12 months was approximately 20,740 AED/m² (based on 1,146 transactions), which almost matches the building’s figures. The price dynamics over the last 3–4 years in the area show a smooth increase: from 15,400–16,500 AED/m² (2020–2022) to 19,300–21,100 AED/m² throughout 2024. The peak falls in 2024–2025, which correlates with the overall Dubai market trend and the activation of the Meydan One project.
4. Rent: level and dynamics
Building: For Azizi Riviera 38 there is a sufficient sample of rental contracts (150 active contracts, of which 70 are in the last 12 months). The average rental rate for a studio over the last 12 months was 1,557 AED/m² per year. In the recent quarters of 2024, average values for the building were at 1,310–1,367 AED/m², rising to 1,627 AED/m² by the end of 2025. Notably, quarterly dispersion is quite wide, while the average values over the last four quarters show a smooth upward trend.
Area: Al Merkadh shows a very similar pattern in studio rental rates — over the last 12 months the average figure was 1,527 AED/m² per year (based on 9,034 contracts), with quarterly fluctuations over the last two years ranging from 1,340 to 1,550 AED/m², and a noticeable increase after 2023, especially in 2024–2025.
5. Comparison of prices and rents: building vs area
Azizi Riviera 38 almost fully mirrors the area benchmark both in sale prices and rents. Over the last 12 months, the studio sale level was 0.3% above the area average (20,800 vs 20,740 AED/m²), while rents were about 2% above the area average (1,557 vs 1,527 AED/m²).
6. Yield (ROI) and fair price for an investor
The gross yield (ROI), calculated from actual DLD data for the last 12 months, for Azizi Riviera 38 is 7.5% per annum (1,557 / 20,801). For the area, the figure is similar: 7.4% (1,527 / 20,739).
Taking into account mandatory entry costs (DLD fee, broker commission, registration costs and income discounting — in total ~7%), the indicative net yield (ROI_net) for the building is around 7.0% per annum (gross ROI divided by 1.07–1.08).
Based on these parameters, the “investment fair price” of purchase (to achieve 7–8% net annual yield in the building) is in the range of 19,460–22,240 AED/m² (calculation: average rent divided by 0.08 and 0.07). The current market level is almost within this range, i.e. a studio/apartment in this building is currently fully in line with the market for an investor targeting a 7–8% yield.
7. Liquidity and market structure
Azizi Riviera 38 is a highly liquid building in the Meydan One/Al Merkadh segment: sales and rental volumes are high and stable, and the DLD sample is sufficient for confident conclusions. The area also shows strong turnover: thousands of rental contracts and hundreds of sale transactions annually.
8. Outlook and conclusions for an investor
Azizi Riviera 38 currently matches the area level almost perfectly in both purchase price and yield. The 3–4 year trend in prices and rents is positive, the market is liquid, and the supply structure is balanced. Over a 3–5 year horizon, one can expect continued stable rental demand and moderate capital value growth, which makes the building attractive for long-term investment with minimal speculative discount.
Related Articles
- ROI analysis of apartment in Al Serh Residences 11 By Asak Real Estate Development: DLD data and real deals
- How to sell a property in Dubai in Creek Waters – analysis 2026
- How to sell a property in Dubai in Quortaj – analysis 2026
- ROI analysis of apartment in Island Park II: DLD data and real deals
- How to sell an apartment in Dubai in Jomana 3 – analysis 2026
